Overseas Real Estate Investment Calculator

Estimate overseas property ROI with purchase costs, rent, financing, FX, taxes, and sale assumptions.

Total ROI

21.03%

Before FX adjustment

FX-adjusted ROI

21.03%

Uses purchase and exit exchange rates

Annual cash flow

-$4,212

NOI minus annual debt service

Cash-on-cash yield

-2.21%

Annual cash flow divided by initial equity

Investment assumptions

Estimate rental yield, sale proceeds, financing impact, and FX-adjusted return.

Initial equity

$190,200

Acquisition cost minus loan

Loan amount

$273,000

Purchase price multiplied by LTV

NOI

$16,496

Rent after vacancy, expenses, and property tax

Cap rate

3.93%

NOI divided by purchase price

Debt service

$20,709

Estimated annual mortgage payments

Future sale price

$516,547

After appreciation assumption

Sale proceeds

$259,686

After selling costs and remaining loan

Total cash flow

-$29,487

Annual cash flow over the holding period

Related calculators

What is the overseas real estate investment return and tax calculator?

This calculator analyzes expected return and tax burden when investing in overseas real estate such as the United States, Japan, Vietnam, and Australia. It combines purchase price, sale price, exchange rates, rental income, local tax, Korean capital gains tax, and foreign tax credit into one investment view.

Overseas property differs from domestic property because currency movement, double taxation, local ownership restrictions, and reporting obligations can dominate the final return. The source page applies 2026 Korean tax rules and nonresident tax assumptions for 10 countries.

Core features and reporting duties

Return and tax calculations

  • Country presets apply currency, acquisition tax, capital gains tax, rental income tax, property tax, and foreigner-investment restriction notes.
  • The calculator separates local-currency profit from KRW profit by using purchase-date and sale-date exchange rates.
  • Total ROI combines capital gain, rental income, costs, and taxes; annualized return adjusts for holding period.
  • Korean capital gains tax uses the 2026 basic rates of 6% to 45% and long-term holding special deduction up to 30% for general real estate.
  • Foreign tax credit offsets tax paid abroad against Korean tax, with the excess carryforward available for 5 years.

Korean reporting checks

  • Overseas real estate acquisition over USD 20,000 requires prior reporting to the Bank of Korea.
  • Overseas real estate disposal should be reported to the Bank of Korea within 3 months after disposal.
  • Overseas financial accounts above KRW 500,000,000 combined require annual June reporting to the tax office.
  • Preliminary capital gains tax filing is due within 2 months from the last day of the month after transfer.
  • Failure to report overseas real estate acquisition can trigger a fine up to 20% of the unreported amount and, in serious cases, criminal penalties.

Country investment guide

United States and Japan

  • The United States has no broad foreigner ownership restriction, but FIRPTA withholds 15% of the sale price at sale and later reconciles against actual tax.
  • US long-term capital gains after holding more than 1 year are generally 15% to 20%, while short-term gains use ordinary rates of 10% to 37%.
  • State income tax can add up to 13.3% in California and 10.9% in New York, and property tax is often about 1% to 2.5% of market value depending on county.
  • Japan allows foreign ownership of both land and buildings. Holding more than 5 years lowers the capital-gains tax rate from 30.63% to 15.315%.

Vietnam and Australia

  • Vietnam has high growth potential but foreign land ownership is not allowed. Foreigners can own apartments or condominiums as a 50-year leasehold, with foreign ownership capped at 30% per building complex.
  • Vietnam capital gains tax is low at 2% of sale price, but renewal uncertainty after the 50-year leasehold is a key risk.
  • Australia requires FIRB approval, and nonresidents can generally buy only new housing.
  • Australian nonresidents do not receive the CGT 50% discount, foreign surcharge is often 7% to 8% by state, and stamp duty differs by state at about 1.4% to 5.5%.

Korean tax and foreign tax credit

Capital gains in KRW

  • Korean residents owe Korean tax on worldwide income, so overseas real-estate capital gains are also subject to Korean capital gains tax.
  • Capital gain is sale proceeds in KRW minus acquisition cost in KRW minus necessary expenses.
  • Exchange-rate gain is included because Korean tax calculates in KRW; even no gain in local currency can create taxable gain if the sale-date exchange rate is higher.
  • The Korean one-household one-home exemption for homes up to KRW 1.2 billion applies only to domestic housing, not overseas property.
  • Overseas real estate long-term holding deduction follows general property rules: 2% per year, maximum 30%, and not the domestic one-home maximum 80% rule.

Foreign tax credit formula

Credit limit = Korean calculated tax x overseas-source-income taxable base / total taxable base. If there is no other domestic income in the calculation, the limit can equal the calculated Korean tax. Tax treaties can override domestic rates, and taxpayers may compare direct credit with treating foreign tax as necessary expense.